Property Overview: 189 Braemar Avenue, Winnipeg
Section 1: Key Characteristics & Appeal
This home on Braemar Avenue in Norwood East presents a compelling mix of space, land, and location. Its primary appeal lies in its generous proportions relative to the local market. With 1,719 sqft of living area, it ranks in the top 4% of homes on its street and top 8% within Norwood East, offering significantly more interior space than area averages. This is complemented by a large, private lot of nearly 6,000 sqft, which is among the largest on the street (top 2%).
Built in 1912, the home's age is a defining characteristic. While it suggests potential for classic architectural charm, it also places it among the older homes in the city, indicating that updates and maintenance history will be key considerations. The assessed value of $352k is above average for Norwood East but sits around the middle range citywide, positioning it as a competitively priced option for its specific offerings.
This property would best suit a buyer who values interior space and a sizable yard over a newer build. It’s ideal for someone with a vision for a character home, whether that means appreciating its original details or planning thoughtful renovations. The numbers suggest you are paying primarily for the substantial land and living area within a well-established neighbourhood, rather than for modern construction.
Section 2: Frequently Asked Questions
1. How does the home’s age impact its value and appeal?
While its 1912 construction places it well below the average year built for the area, this can be a double-edged sword. It offers the potential for classic craftsmanship and design not found in newer homes, but it also necessitates a thorough inspection for foundational, electrical, and plumbing systems. The value is likely rooted more in its lot size and square footage than in the building itself.
2. The lot size is a standout feature. What are the possibilities?
At nearly 6,000 sqft, the lot is a significant asset. It provides ample room for gardening, outdoor living, and recreation. For the future, it may also offer sub-division potential (subject to city zoning bylaws), which could be an attractive long-term investment consideration not immediately apparent from the listing.
3. The assessed value seems stable. What does the sale history indicate?
The home has sold three times since 2016, with each sale price band rising consistently. This indicates steady market appreciation for the property. Notably, its last sold price (2021) ranks in the top 20-23% for the area, suggesting it has been perceived as a premium offering on its street.
4. How does this home compare to its immediate neighbours?
The data shows it outperforms its direct neighbours on Braemar Avenue in both living area (top 4%) and land area (top 2%). This means it likely offers more space and privacy than most homes on the same block, a key advantage in a mature neighbourhood.
5. Is the assessed value a reliable indicator of the likely selling price?
The current assessed value ($352k) is very close to the average for Braemar Avenue and slightly above the Norwood East average. Given the home’s standout features in space and land, and the upward trend in its past sale prices, it is plausible that market competition could push the final sale price above its assessed value, as was the case in the 2021 sale.